4322 S Atlantic Ave · Ponce Inlet, FL 32127

$405,000

2 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 62 Days on market

Built 1969 10,250 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room—perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

Key facts

• Large lot
• Private oasis
• Flex room

Tags

• FLEX ROOM
• PRIVATE OASIS
• FULLY FENCED BACKYARD
• LARGE LOT
• OCEAN WALKOVER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-16 ($-190/yr) — negative.
• To cash-flow at today's rent, offer at most $402k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (23.8% below list).
• Recommended offer: $309k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#426 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Volusia (suburban): math 44% / reading 49% proficiency, ranked #47 of 73 in FL (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: R. J. Longstreet Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 359 students, 60% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 417 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $3,087/mo this rent would consume 52% of the median local household income ($72k/yr) (locally 812% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $116k; list at $405k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,732 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-70,392
• Equity at exit: $60,387

10-year hold

• IRR: -12.1%
• Equity multiple: 0.32×
• Total profit: $-77,663
• Equity at exit: $35,017

Cash invested: $113,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32127

• Rents YoY: 1.8%
• Active inventory: 417
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,087 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-16

Break-even live

Break-even rent $3,107

Max offer price $402,206

Occupancy floor 96%

Sensitivity live

Price	-10% $213	-5% $99	+0% $-16	+5% $-130	+10% $-245
Rent	-10% $-260	-5% $-138	+0% $-16	+5% $106	+10% $228
Rate	-1.0pp $188	-0.5pp $87	base $-16	+0.5pp $-121	+1.0pp $-228

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4435 S Atlantic Ave Unit 1546164P Ponce Inlet, FL	2.0	2.0	1259	$2,267	$1.80	16d	1	0.54mi
4575 S Atlantic Ave #6701 Port Orange, FL	2.0	2.0	1500	$2,800	$1.87	25d	1	1.19mi
4626 Harbour Village Blvd Unit 1546251P Ponce Inlet, FL	2.0	2.0	1399	$5,161	$3.69	20d	1	1.34mi
3859 S Atlantic Ave Unit 1309070P Daytona Beach Shores, FL	2.0	2.0	1367	$4,467	$3.27	16d	1	1.34mi
3855 S Atlantic Ave Unit 1546012P Daytona Beach Shores, FL	2.0	2.0	1496	$4,838	$3.23	16d	1	1.34mi
4641 S Atlantic Ave Unit 1546222P Ponce Inlet, FL	2.0	2.0	1786	$4,193	$2.35	16d	1	1.36mi
4624 Harbour Village Blvd Ponce Inlet, FL	2.0	2.0	1414	$3,250	$2.30	25d	2	1.36mi
4650 Links Village Dr Unit A505 Ponce Inlet, FL	2.0	2.0	1438	$3,000	$2.09	25d	1	1.46mi
3831 S Atlantic Ave #205 Daytona Beach, FL	2.0	2.0	1130	$3,500	$3.10	13d	1	1.47mi
3831 S Atlantic Ave Unit 1545662P Port Orange, FL	2.0	2.0	1291	$2,965	$2.30	16d	1	1.48mi

Listing history 18 events

1. 2026-06-09
   remarks 693-char remark
2. 2026-06-09
   statusdays on market $405,000 Pending 62 DOM
3. 2026-06-08
   days on market $405,000 Active 61 DOM
4. 2026-06-07
   days on market $405,000 Active 60 DOM
5. 2026-06-05
   days on market $405,000 Active 57 DOM
6. 2026-06-03
   days on market $405,000 Active 56 DOM
7. 2026-06-03
   days on market $405,000 Active 55 DOM
8. 2026-06-01
   days on market $405,000 Active 54 DOM
9. 2026-05-31
   days on market $405,000 Active 53 DOM
10. 2026-05-31
    days on market $405,000 Active 52 DOM
11. 2026-04-16
    price $405,000 695-char remark

    Show marketing remark (690 chars)

    Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room--perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

12. 2026-04-16
    price $405,000 690-char remark

    Show marketing remark (690 chars)

    Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room--perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

13. 2026-04-08
    listed $423,000 Active 695-char remark

    Show marketing remark (695 chars)

    Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room—perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

14. 2026-03-09
    price $423,000 690-char remark

    Show marketing remark (690 chars)

    Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room--perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

15. 2025-12-15
    price $438,000 690-char remark

    Show marketing remark (690 chars)

    Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room--perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

16. 2025-09-22
    listed $458,000 Active 690-char remark

    Show marketing remark (690 chars)

    Live the ultimate beachside Ponce Inlet lifestyle in this one-story block, 2-bedroom, 2- bathroom, oversize garage home with a versatile flex room--perfect as a third bedroom, home office, or formal dining space located across from the Ocean. Outdoors, is your private oasis awaits located just steps from the ocean walkover for easy access to the beach and a short walk to the Halifax River and ponce Inlet lighthouse . ocean and riverfront dining. Enjoy the property's large lot, for entertainment, with a fully fenced backyard. With a minimum rental period of one month, this house is perfect for both short-term getaways and extended stays. Experience the ultimate beachfront lifestyle.

17. 1996-12-19
    soldstatus $116,000
18. 1993-03-05
    soldstatus $86,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,946 · $162/mo
• Projected year-2 tax: $3,362 · $280/mo
• Expected delta: +$1,415/yr (+$118/mo · 72.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,048
• − Mortgage interest: −$22,686
• − Property taxes: −$1,946
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − Depreciation: −$11,782
• Taxable loss: −$7,319
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $1,567/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Volusia
• NCES district ID: 1201920
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $42,946
• Composite: 39.2/100
• National rank: #4019
• State rank: #47 of 73 in FL

Livability — Ponce Inlet

• Score: 70/100
• State rank: #426
• US rank: #7555

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ponce Inlet, FL
• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 29,612
• Household income: $71,676
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 812.0

Population outlook (Volusia County) Hauer SSP2

• Today (2025): 572,749 people
• By 2030: 598,695 · +4.5%
• By 2040: 644,880 · +12.6%
• By 2050: 681,451 · +19.0%
• By 2075: 759,957 · +32.7%
• By 2100: 778,902 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Volusia

• 2024 margin: Strong R (+21.8) · D 38.7% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.7pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+14.1 2016: R+13.1 2012: R+1.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -348.71%
• Current HPI: 282.5248
• Rent YoY: ▲ 1.83%
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+370.9% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $405,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $405,000 Daytona MLS
• 2026-04-08 Listed $423,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $423,000 Daytona MLS
• 2025-12-15 Price Changed $438,000 Daytona MLS
• 2025-09-22 Listed $458,000 Daytona MLS
• 1996-12-19 Sold (Public Records) $116,000 Public Records
• 1993-03-05 Sold (Public Records) $86,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,946 · +2.2% YoY. Source: county tax records.